790 McSwain Branch RoadIrvine, KY 40336

Description

Priced under appraisal, Snug Hollow Farm & Retreat is a rare 290-acre contiguous estate nestled within the Red Lick Valley -- a private Appalachian hollow just one hour from Lexington. At the heart of the property lies a thoughtfully designed B&B hospitality compound featuring six cabins totaling nearly 10,000 square feet of fully operational, furnished living space accommodating up to 50 guests nightly. Each cabin is supported by independent infrastructure, including private cisterns, UV-filtered water systems, individual septic systems, and natural gas service. The main farmhouse offers approximately 3,500 SF with two full kitchens, owner's quarters, and three additional rental spaces. The newest structure -- a 2,500 SF dual-residence retreat center named Heart of the Holler, completed in 2025 -- connects to over 800 SF of covered porches and anchors the property's growing group retreat capacity. What truly distinguishes Snug Hollow is its reputation. Celebrated in National Geographic Traveler and Southern Living and consistently top-rated by guests, the estate has cultivated a loyal following with a strong, proven record of hospitality income. The land itself is a masterpiece of biodiverse Appalachian terrain with newly improved access roads, over 4 miles of established trails winding through old-growth forest, wildflower meadows, and wildlife habitats. A spring-fed pond, onsite water systems, a handcrafted walking labyrinth, and an abundance of native flora and pollinators -- including over 80 species of birds -- elevate this estate into a true conservation asset and a place of genuine spiritual resonance for guests. The property has demonstrated helicopter accessibility, with guests having flown in and landed in the open field -- presenting a natural opportunity for helipad development and an exceptional draw for high-end clientele. With no zoning restrictions and extensive infrastructure already in place, the property is equally suited for a private family compound, legacy estate, wedding destination, wellness retreat, boutique hospitality operation, or thoughtfully phased mixed-use development. With an independent water source and potential for solar integration, the property offers a rare opportunity for greater self-sufficiency. Additionally, all mineral rights convey and the property is Opportunity Zone fund eligible, making it eligible for investment through a Qualified Opportunity Fund. Protected by its scale, defined by its reputation, and enriched by its ecological and experiential depth, Snug Hollow Farm & Retreat is a once-in-a-generation opportunity to steward a truly irreplaceable piece of Kentucky landscape -- where luxury is measured not in amenities alone, but in experience, privacy, and legacy. Property is being offered fully furnished and turnkey with immediate revenue in place, including furniture, bedding and linens, china, kitchenware, wall decor, artwork, and other furnishings and accessories associated with the operation of the bed-and-breakfast, with limited seller exclusions. A complete inventory/exclusion list will be provided.

Property Information

Property type

Farm

Sub-type

Farm

Structure type

House

Year built

1999

Living area

9,721 Sq Ft

Lot size

290.00 acres

Days on market

175

MLS^® Listing#

26008575

Property Features

Interior

Soaking Tub

Cooling

Electric · Window Unit(s)

Heating

Electric · Propane · Wood Stove

Flooring

Ceramic Tile · Hardwood

Lot features

Wooded

Other structures

Guest House

Utilities

Electricity Available · Water Available · Propane

Sewer

Septic Tank

Water source

Cistern

Parcel number

032-00-00-022.00

Schools

Elementary

Estill Springs

Middle

Estill Co

High

Estill Co

Directions

From I-75 take Exit 90 (Richmond/Irvine). Follow KY-52 East toward Irvine (~18 miles). In Irvine, turn right onto Wisemantown Rd (by McDonald's). Go ~1 mile, then turn left onto Red Lick Rd (KY-3328).